117 Sam St · Eunice, LA 70535

$29,900

3 bd · 1.5 ba · 1,359 sqft · Other · 323 Days on market

Built 1965 $22/sqft · 73% below area ↓ 50% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The property is fair. Owner makes no repairs. Sold as is ! Owner never lives there. Roof is metal Need investors or someone know how to fix it up! The house is owned by the Real Estate Agent. Own can do Bond for Deed/ Owner finance Credit must be checked

Key facts

• Parking
• Built 1965
• Listed 323 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $30k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 35.9% vs local median 4.4% in Eunice — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#69 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• St. Landry Parish (town): math 20% / reading 33% proficiency, ranked #54 of 98 in LA (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 105 active listings in the ZIP; 142 units permitted in St. Landry Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• St. Landry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $10k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 3.93% ✓
• Cap rate: 35.93%
• Cash-on-cash: 105.84%
• DSCR: 5.71
• GRM: 2.1

CMA / ARV

• ARV (median comp): $112,409
• List price: $29,900
• Delta: -73.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.2%
• Equity multiple: 2.83×
• Total profit: $15,289
• Equity at exit: $4,458

10-year hold

• IRR: 48.5%
• Equity multiple: 5.78×
• Total profit: $39,985
• Equity at exit: $2,585

Cash invested: $8,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70535

• Home prices YoY: -32.2%
• Active inventory: 105
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$20 /mo · $236/yr
• Insurance: −$12
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $312

Break-even live

Break-even rent $779

Max offer price $29,900

Occupancy floor 68%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-18
   days on market $29,900 Active 323 DOM
2. 2026-06-17
   days on market $29,900 Active 322 DOM
3. 2026-06-16
   days on market $29,900 Active 321 DOM
4. 2026-06-15
   days on market $29,900 Active 320 DOM
5. 2026-06-13
   days on market $29,900 Active 318 DOM
6. 2026-06-12
   days on market $29,900 Active 317 DOM
7. 2026-06-09
   days on market $29,900 Active 314 DOM
8. 2026-06-08
   days on market $29,900 Active 313 DOM
9. 2026-06-07
   days on market $29,900 Active 312 DOM
10. 2026-06-07
    days on market $29,900 Active 311 DOM
11. 2026-06-04
    days on market $29,900 Active 308 DOM
12. 2026-06-02
    days on market $29,900 Active 307 DOM
13. 2026-06-01
    days on market $29,900 Active 306 DOM
14. 2026-05-31
    days on market $29,900 Active 305 DOM
15. 2026-05-31
    days on market $29,900 Active 304 DOM
16. 2026-04-09
    price $29,900 254-char remark

    Show marketing remark (255 chars)

    The property is fair. Owner makes no repairs. Sold as is ! Owner never lives there. Roof is metal Need investors or someone know how to fix it up! The house is owned by the Real Estate Agent. Own can do Bond for Deed/ Owner finance Credit must be checked

17. 2026-04-09
    price $29,900 255-char remark

    Show marketing remark (255 chars)

    The property is fair. Owner makes no repairs. Sold as is ! Owner never lives there. Roof is metal Need investors or someone know how to fix it up! The house is owned by the Real Estate Agent. Own can do Bond for Deed/ Owner finance Credit must be checked

18. 2025-07-30
    listed $39,900 Active 254-char remark

    Show marketing remark (255 chars)

    The property is fair. Owner makes no repairs. Sold as is ! Owner never lives there. Roof is metal Need investors or someone know how to fix it up! The house is owned by the Real Estate Agent. Own can do Bond for Deed/ Owner finance Credit must be checked

19. 2025-07-30
    listed $39,900 Active 255-char remark

    Show marketing remark (255 chars)

    The property is fair. Owner makes no repairs. Sold as is ! Owner never lives there. Roof is metal Need investors or someone know how to fix it up! The house is owned by the Real Estate Agent. Own can do Bond for Deed/ Owner finance Credit must be checked

20. 2024-10-04
    soldstatus $21,000 Sold
21. 2024-09-20
    status Pending
22. 2024-09-08
    status Active
23. 2024-09-03
    status Pending
24. 2024-07-29
    price $19,900
25. 2024-07-08
    price $24,900
26. 2024-06-15
    price $29,900
27. 2024-06-04
    status Active
28. 2024-05-24
    status Pending
29. 2024-04-24
    price $34,900
30. 2024-04-04
    price $39,900
31. 2024-02-05
    price $44,900
32. 2023-11-09
    price $49,900
33. 2023-11-01
    status Active
34. 2023-09-21
    price $54,900
35. 2023-09-03
    price $44,900
36. 2023-08-07
    price $49,900
37. 2023-07-17
    price $54,900
38. 2023-06-14
    listed $59,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $236 · $20/mo
• Projected year-2 tax: $236 · $20/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥114°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,086
• − Mortgage interest: −$1,675
• − Property taxes: −$236
• − Insurance: −$5,268
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$870
• Taxable income: $3,784
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $2,835/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: St. Landry Parish
• NCES district ID: 2201560
• Math proficiency: 20% ▼ -43.00%
• Reading proficiency: 33% ▼ -35.00%
• Median HH income: $32,635
• Composite: 21.59/100
• National rank: #8303
• State rank: #54 of 98 in LA

Livability — Eunice

• Score: 69/100
• State rank: #69
• US rank: #8447

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,813

Population outlook (St. Landry County) Hauer SSP2

• Today (2025): 83,114 people
• By 2030: 82,110 · -1.2%
• By 2040: 79,445 · -4.4%
• By 2050: 75,855 · -8.7%
• By 2075: 65,684 · -21.0%
• By 2100: 51,739 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 25% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 14% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 6% Spanish 2%

Political lean MEDSL · St. Landry

• 2024 margin: R (+18.8) · D 40.0% · R 58.9% · Other 1.1%
• 2008→2024 swing: -15.6pp toward R · 2008: -3.2pp · 2024: -18.8pp
• All cycles: 2024: R+18.8 2020: R+14.1 2016: R+11.9 2012: R+4.3 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.63%
• Current HPI: 112.8329
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

-50.1% since first listed

23 events — show timeline

• 2026-04-09 Price Changed $29,900 AcadianaMLS
• 2026-04-09 Price Changed $29,900 GSREIN
• 2025-07-30 Listed $39,900 GSREIN
• 2025-07-30 Listed $39,900 AcadianaMLS
• 2024-10-04 Sold (MLS) $21,000 AcadianaMLS
• 2024-09-20 Pending — AcadianaMLS
• 2024-09-08 Relisted — AcadianaMLS
• 2024-09-03 Pending — AcadianaMLS
• 2024-07-29 Price Changed $19,900 AcadianaMLS
• 2024-07-08 Price Changed $24,900 AcadianaMLS
• 2024-06-15 Price Changed $29,900 AcadianaMLS
• 2024-06-04 Relisted — AcadianaMLS
• 2024-05-24 Pending — AcadianaMLS
• 2024-04-24 Price Changed $34,900 AcadianaMLS
• 2024-04-04 Price Changed $39,900 AcadianaMLS
• 2024-02-05 Price Changed $44,900 AcadianaMLS
• 2023-11-09 Price Changed $49,900 AcadianaMLS
• 2023-11-01 Relisted — AcadianaMLS
• 2023-09-21 Price Changed $54,900 AcadianaMLS
• 2023-09-03 Price Changed $44,900 AcadianaMLS
• 2023-08-07 Price Changed $49,900 AcadianaMLS
• 2023-07-17 Price Changed $54,900 AcadianaMLS
• 2023-06-14 Listed $59,900 AcadianaMLS

Property tax history

+0.8%/yr

Latest (2025): $236 · +0.0% YoY. Source: county tax records.